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CASE-STUDY REVIEW
A STUDY OF PUBLIC & PUBLIC PRIVATE PARTNERSHIP MODELS FOR AFFORDABLE HOUSING DEVELOPMENT: CASE STUDY OF GUJARAT & RAJASTHAN
SUBMITTED BY: ABHISHEK K. BHATT (UC 0506) UNDER THE GUIDENCE OF: PROF. JIGAR PANDYA (VISITING FACULTY-CPM, CEPT)
FACULTY OF TECHNOLOGY SCHOOL OF BUILDING SCIENCE & TECHNOLOGY CEPT UNIVERSITY KASTURBHAI LALBHAI CAMPUS, NAVRANGPURA, AHMEDABAD.
CASE-STUDY REVIEW
CASE STUDY -1: GUJARAT STATE (EWS HOUSING UNDER T.P. SCHEME MECHANISM) AHMEDABAD URBAN DEVELOPMENT AUTHORITY (AUDA)
Gujarat urban Ranking Ahmedabad Population (2011) Area of the City SEWS Households in city (2006) Projected Population Ahmedabad (2035) No. of Slums (2001) % Slum Population
y
3rd most Urbanized state 65 Lakhs 500 Sq.kms. 105,542 10 to 11 million 1123 25.77 %
Inadequate housing stock & inadequate infrastructure facilities resulted into development of slums in various areas of Ahmedabad. The projected population of Ahmedabad in 2035 is 10 to 11 million so to prevent growth of slum and rehabilitate existing slums is the aim of AUDA.
AUDA uses Town planning scheme tool to provide basic infrastructure services /serviced land in developing or peripheral areas of Ahmedabad. A T.P. scheme generally consists of 250 to 300 acres. From the total land area 40-50 % of the land is reserved for public purpose. From the reserved land, 15 per cent of land is reserved for roads, 5 percent for open spaces (play ground, garden, parks), 5 per cent for social infrastructure (schools, dispensaries, fire station, public utility ) etc. and there are also norms for up to 10 per cent reservations for SEWS housing.
As per the CDP 50,000 dwelling units were proposed in the area of AUDA. It was planned to complete by 2012.
YEAR 2006 2007 2008 2009 2010 2011 2012 Total in 7 years DWELLING UNITS 8000 2000 8000 8000 8000 8000 8000 50,000
E EL P E units e een
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SE S
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STEP
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STEP
ASE STUDY RE IE
STEP
SALE DEED AND ANK LOAN Auda arranges a long term loan for the beneficiaries and also takes a certain amount at the time of allotment of unit.
BIOMETRIC VERIFICATION SYSTEM The thumbprints of beneficiaries are taken as biometric verification so that afterwards there is no problem of illegal occupancy.
STEP
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COMPUTERISED DRAW A A makes a omputerised raw for the Available nits Say Applicants are again listed as per their ategory.
STEP
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STEP
RECORD OF APP ICATION A A E S ousing epartment keeps a record of applicants with category distribution of eneral, SEB ,S ,ST,P .
), Succesful
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APP ICATION Beneficiaries appl for the units with all the details like Income, Shelter and other legal information.
77
STEP
AWARDI TRACT After -bid tendering procedure construction contract is given to the applicant/developer.
ANDING
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STEP
P I & ESI esigning & lanning of units done through consultation hcp
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S ES IMATE orking out uantities & cost of the units for tender purpose
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E E I I
ESE V I A A eserves mechanism.
IES
EWS housing in Ahmedabad helps in reducing slums and stops slum growth in the city. AUDA provides well-planned infrastructure facilities like water supply, Drainage, electricity, paved area, schools, Commercial areas, ring road connectivity to the beneficiaries. A person from economically weaker section can have his own house at a subsidized rate / within affordable limits. AUDA provides the land totally free of cost with no other legal problems and construction problems. People need not to migrate in a big city and live in slum. EWS families can enjoy the entire good regulated life and good environment free from filth & dirt, etc. AUDA also arranges facility of finance for construction of houses through banks. These are returnable loans in instalments of 15 years, but with a condition that a down payment is made by beneficiary at the time of booking the land.
y y
CASE-STUDY REVIEW
DE ELOP E T
ectare ectare /
Acre
KRIS
Total o.
f Buildings: round +
Storey etails:
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d `c a` b b
AFFORDABLE HOUSI
DE ELOP E T
ap Source: AUDA)
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Parks-Gardens, 6.32
Chart showing % reservation of Land in the T.P. scheme for Public Purpose including SEWS housing as a social Infrastructure.
CASE-STUDY REVIEW
AFFORDABLE HOUSI
DE ELOP E T
Source:
P-DP )
ABHISHEK BHATT (UC 0506)
CASE STUDY RE IE
The entire project is constructed in modules of 4 storied buildings with 8 dwelling units in each floor comprising of 32 dwelling units in each building. Each dwelling unit consists of 20 sq .m. consisting of Living Room, kitchen Bathroom & WC etc.
AMENITIES:
The following amenities are there in the project: Open Green space. Open paved spaces. School Commercial complex housing shops for Provisions, communication, education medical etc. Area Lighting Water Supply Sewerage Storm Water Disposal
CASE-STUDY REVIEW
For one block of 32 Units, The cost of Construction with internal Pl umbing System S.O.R. 2006-07) Total Cost of Drainage Line within the Plot for 32 Units
Total Cost of Storm Water Line within the plot for 32 Units Total Cost of Water Supply line within the plot for 32 Units
Total Cost of Construction of Internal Roads within the Plot for 32 units Rs.75,950. Total Cost of Streetlight Within the P lot for 32 Units Additional 3 % Administrative & other Charges
Total Cost of 32 units = Rs. 39,25,208. Therefore, Cost/ Unit = Rs. 1,22,662. Cost per Sq.m. (without Infrastructure facilities only with internal plumbing) = Rs. 5353.00
Therefore, Total Cost of 32 Units with all Infrastructure facilities Rs. 1,14,326.
CASE-STUDY REVIEW
At present AUDA has stopped distributing forms for EWS housing and no new applications are registered. The income limit for EWS category person shall be less than Rs.30,000 per annum.
The statistics of pending applications are listed below. CATEGORY General SEBC SC Physically Handicapped Total APPLICANTS 2667 2812 2341 191 8011
If for the construction of EWS housing, slums are removed than those people residing in the slum directly gets their house in housing scheme of AUDA, they do not have to go through the computerised lottery procedure.
CASE-STUDY REVIEW
AUDA adopted Aluminium Formwork system for construction of RCC units. The housing units are rigid reinforces box structures which has no joints and is quite resistant to seismic condition. Aluminium formwork is cost-effective and less time consuming. It also gives the building a very good finish and no need to plaster the walls. Maintenance of House is easy and cleanliness is also achieved. Due to aluminium formwork structures are completed at the rate of four days per floor.
y y
Earlier AUDA used to maintain the colonies itself but now un der a new initiative, maintenance cost- which is a nominal sum is collected from residents. One co-ordinating officer is appointed for each housing colonies and who is in constant contact with the owners. The maintenance fee is added in the instalment and the co -ordinating officer is responsible for its collection.
SOCIAL BENEFITS: y
AUDA allots houses in joint names of husbands and wife, the first name being the wifes. This does not allow the husband to sell off the property without her consent. At the time of allotment AUDA takes a photograph of the family and biometric data of the owners. These are verified during checks conducted time to time by inspectors carrying portable biometric machines.
CASE-STUDY REVIEW
AFFORDABLE HOUSING DEVELOPMENT CASE STUDY 2: RAJATHAN STATE EWS/LIG HOUSING THROUGH AFFORDABLE HOUSING POLICY-2009 JAIPUR DEVELOPMENT AUTHORITY y
Rajasthan has current urban population of 1.79 crores which is expected to grow about 2.27 crores up to 2021. The state has a current housing shortage of 10.7 lakh units and it can reach up to 17 lakh in 2021 if the issue is not treated. State launched Sahbhagita Avas Yojana to promote EWS/LIG housing through private participation. Rajasthan state targets 1, 25,000 houses for EWS, LIG, MIG category to be constructed within the period of years 2009 -2012.
A special nodal agency called Avas Vikas Limited was formed which completely looks towards planning, development , bidding and execution of EWS/LIG units through Affordable Housing Policy.
The policy comprises of 5 models. 1. Mandatory Provisions 2. Private Developers on land owned by the m 3. Private Developers on acquired land 4. Private Developers on Government Land 5. Slum Housing Model No.2, 3 & 4 is explained as below:
Model No.2 = Private Developers on land owned by them
Selected Developer to take up construction of EWS/LIG/MIG -A flats on minimum 52 % of land. Built-up EWS/LIG/MIG-A flats to be handed over to the nodal agency at pre determined rates, which is allotted to the beneficiaries through lottery system. Developer is free to construct MIG-B/HIG flats on remaining land. Several Incentives offered to developer. A minimum of 5 acre land is required.
CASE-STUDY REVIEW
Selected developer can take up construction of EWS/LIG/MIG -A flats (G 3) on the land acquired by ULB/ JDA. Land would be made available to developer on payment of compensation (Land acquisition cost 10 % Administration Charges) Developer has to hand over the EWS/LIG/MIG -A flats to Nodal agency at pre determined cost.
Model No. 4 = Private Developers on Government Land
Earmarked Govt. land to be offered free of cost to the developer to be selected through open bidding process. Developer shall be free to use the remaining land as per his choice for residential purpose with 10 % for commercial use. Developer quoting maximum no. of EWS/LIG/MIG-A units free of cost to JDA/ULB will get the project. (G 3 Format)
INCENTIVES TO THE DEVELOPER:
FAR
Additional FSI can be converted into T.D.R. which developer can use in his other scheme. Additional 0.5 FAR for timely completion of EWS/LIG units. External Development Charges Building Plan Approval Fees Zero Zero Zero
Fast Track Approval of the Project Within 30 Days Buy back of the Flats by the nodal A gency of the State Govt. at Pre-Determined Price i.e. Rs. 750/ sq.ft. on super built up area for EWS/LIG and Rs. 1000/ sq.ft. for MIG-A.
y y y
EWS 325 sq.ft. (30.19 sq.mt.) - Cost Rs. 2,40,000. (Super Built-up) LIG 500 sq.ft. (46.45 sq.mt.) - Cost Rs. 3,75,000. MIG-A 700 sq.ft. (65.03 sq.mt.) Cost Rs. 7,00,000.
The sides/rear setbacks are also relaxed up to minimum 3 mt. On EWS/LIG housing plot.
CASE-STUDY REVIEW
Minimum 3 years of experience as developer in Building Works (Good record) Total Net worth of last three years min. 10 % of project cost
Should have executed 2.0 Acre of Residential or Commercial Development JV or SPV is also eligible
CRITERIAS FOR SELECTION OF AFFORDABLE HOUSING SITE
Proper approach Availability of Local Public Transport Availability of Water & Electricity Primary School to be near Vicinity Primary Health Centre facility nearby
JDA/ ULB
PRIVATE DEVELOPER
CASE-STUDY REVIEW
AFFORDABLE HOUSING DEVELOPMENT FLOW CHART FOR MECHANISM OF THE HOUSING DEVELOPMENT
E.O.I. By AVL for Invitation Of Proposals
CASE-STUDY REVIEW
There is an agreement done between selected developer, JDA and Avas Vikas limited which defines conditions, responsibilities of the developer, quality of work & quality of materials used and roles of JDA and AVAS VIKAS LIMITED in the project.
TIME ALLOWED FOR COMPLETION OF THE PROJECT:
EWS/LIG Flats 200 nos. - 01 Year EWS/LIG Flats 400 nos. - 02 Years EWS/LIG Flats 600 nos. & abo ve 03 Years
RESPONSE BY THE DEVELOPERS:
Throughout the state 75 Developers submitted detailed proposals for Model No. 2 65 Developers Submitted detailed proposals for Model No. 3 & 4
Details of Registration Received:
City Jaipur Chaksu Bhiwadi Kuchaman Ajmer Dausa Udaipur Grand Total Total Flats MIG 1444 448 542 96 112 128 48 2818 Applications received (April 2010) EWS LIG MIG TOTAL 4019 981 687 334 491 187 806 7293 1776 429 411 119 218 51 690 3499 988 95 193 24 91 18 341 1660 6783 1505 1291 477 800 256 1837 12452
LIG
CASE-STUDY REVIEW
TO BENEFICIARY
Category Sale Value fixed (Lacs) 1.90 3.25 Super Built up area Income Category Affordable EMI (40 % p/m) 40 % EMI ceiling as per GOI EMI to be charged after Interest subsidy by GOI 1000 2200
EWS LIG
325 500
0-3300 33017500
1320 1320-3000
1300 2500
CASE-STUDY REVIEW
STP Rain Water Harvesting Wastewater Recycling & Reuse 5 % Parks Two wheeler Parking
Participation of NGOs: y y
Identification of beneficiary for affordable housing. Giving Information to the beneficiary about governments affordable housing initiatives. Helping him/her in procurement & filling application forms.
CASE-STUDY REVIEW
Location: Near Muhana Terminal, Zone-8, Jaipur. Total Scheme Area : 52.64 Hectare / 130.08 acre
AREA DISTRIBUTION
AREA (SQ.MT.) 526438.85 75055.85 82811.25 40659.14 63654.72 54581.76 22228.35 3329.81 184118 % LAND 100 14.26 15.73 7.72 12.09 10.37 4.22 0.63 34.97
SCHEME AREA RESIDENTIAL PLOTS GROUP HOUSING EWS HOUSING COMMERCIAL PARK SMASHAN GHAT RESERVED ROAD
(Source: JDA)
RESERVED 1%
PARK 10%
EWS HOUSING 8%
Sale prices are fixed (6200 rs. /sq.mt.) For the residential plot of each category and it is sold through lottery system.
CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)
f gg f
S ASHAN GHAT 4%
E R I AL 12%
AFFORDABLE HOUSI
DE ELOP E T
FLOW CHART SHOWING MECHANISM OF GROUP HOUSING DEVELOPMENT FOR SWARN VIHAR
x
roup housing Plots + Dedicated E S ousing and to be given to selected developer through bidding process
After onstruction Developer will hand over E S/ I / I -A units as per quoted and other to sell off at his own
CASE STUDY RE IE
vu
DA will give E S/ I
vu
vu
s p
As per
odel
o. Developer will construct group housing with minimum E S and % I housing + Internal Infra. Dev.
Tri-Party Agreement
AFFORDABLE HOUSI
DE ELOP E T
Source: DA)
CASE STUDY RE IE
(Source: JDA) Construction Specifications Aesthetically designed master plan with tree lined avenues Ground 3 building with beautifully landscaped courtyards Eco-friendly green development
Facilities as per town planning norms: Hospital /school (need based) Bus stop (need based) Parks/open spaces
CASE-STUDY REVIEW ABHISHEK BHATT (UC 0506)
AFFORDABLE HOUSING DEVELOPMENT COMPARITIVE ANALYSIS OF TWO MODELS FOR AFFORDABLE HOUSING STATE Criteria Land Acquisition GUJARAT RAJASTHAN
% Land Reserved for EWS Housing Private Intervention in Project Model Mechanism Design of Units Construction Specifications Is there any special nodal agency? Eligibility of Developers Amount of Units allotted Allotment Method to Beneficiaries Amount of time spend for allotment Housing finance mechanism to Beneficiaries Cost to Developer Cost to ULB Cost to Beneficiaries Internal Infrastructure Facilities provided Any other Initiatives
CASE-STUDY REVIEW
REFERENCES (For Gujarat Model): Cost Effective Housing for Urban Poor, AUDA Construction of Urban Poor Housing in Peripheral Areas of AUDA Land Reservations for the Urban Poor: Case of Town Planning Schemes in Ahmedabad, School of Planning, CEPT (For Rajasthan Model) Affordable Housing Policy,2009 Jaipur Development Authority (JDA)
CASE-STUDY REVIEW